Frontier Property Management, frequently asked questions

Question 1

What are the two plans, in one sentence each?

Accepted Answer

Property Manager is full-service management at 20% of net rental income: we run the listing, the pricing, the guests, the cleaning, the maintenance, and the taxes. Local Services is a custom quote, scoped to your property: you keep the listing and the bookings, and we handle the cleaning turns, maintenance, seasonal checks, and logistics that need somebody physically on site.

Question 2

Which plan is right for my cabin?

Accepted Answer

If you do not want to think about the cabin, take the Property Manager plan. If you enjoy running the listing and pricing it yourself but keep getting burned on cleaners and maintenance from three hours away, take Local Services. The honest test is whether you want to keep answering guest messages: that single question sorts almost every owner correctly.

Question 3

Can I use Local Services if another company manages my cabin?

Accepted Answer

Yes. This plan is built for it. You keep your manager, your listing, and your bookings, and we handle the on-the-ground work they're not doing well or not doing at all. We also work with owners who self-manage entirely.

Question 4

Can I start on Local Services and move to full management later?

Accepted Answer

Yes, and a fair number of owners do exactly that. It's a reasonable way to see how we work before handing over the whole property. Availability isn't guaranteed, though, since we cap how many cabins we manage.

Question 5

Do you have anything cheaper than these two plans?

Accepted Answer

No. We used to sell a flat-fee marketing and listing plan and retired it, because it sat awkwardly between the two things owners actually need: someone running the property, or someone on the ground. Adding a third tier would have made all three worse.

Question 6

Why do you cap how many properties you take on?

Accepted Answer

Because the whole model depends on the person making decisions about your cabin having been inside it. That stops being true past a certain number of doors. We would rather turn away an owner than quietly become the kind of company where your cabin is a row in someone's queue.

Question 7

What is your management fee? Are there any markups on top?

Accepted Answer

20% of net rental income. That is the entire recurring management fee. The 20% is calculated on what is left after platform host fees and occupancy taxes come out, not on the headline booking total; cleaning and pet fees pass through directly to cleaners and are not part of the calculation. There is no setup fee and no monthly minimum — if your cabin makes $0 in a month you owe us $0. Optional professional photography is $750 (only if you want our shoot). Everything else (utilities, consumables, linens, maintenance, pool / hot-tub service, permit renewals) is billed separately at cost with the receipt on your monthly statement. Maintenance items over $300 always require your approval first.

Question 8

Is the 20% calculated before or after platform fees and taxes?

Accepted Answer

After. 20% of net rental income, meaning the booking revenue that remains after platform host fees (Airbnb 3%, VRBO 5%) and state and local occupancy taxes have come out. Not 20% of the headline booking total. Cleaning and pet fees pass through to vendors and are never part of the base. Maintenance and vendor invoices are billed to the owner at cost with no markup, and anything over $300 needs owner approval first. No setup fee, no monthly minimum, no annual contract.

Question 9

Is your 20% the same as another company's 20%?

Accepted Answer

Most national operators calculate their percentage on gross booking revenue, before platform fees and taxes come out. Frontier calculates on what is left after. Two managers quoting the same percentage against different bases are not quoting the same price, so it is worth asking any manager which one they mean.

Question 10

How much does Local Services cost?

Accepted Answer

It's quoted per property after a walkthrough. There's no published rate because the work isn't standard: a two-bedroom that needs turnover cleaning only and a five-bedroom with a pool, a hot tub, and a long gravel drive are genuinely different jobs. Recurring work is quoted as a flat monthly figure, and on-call work is quoted at a rate you approve before we start. No setup fee, no annual contract.

Question 11

Why not just publish a price list?

Accepted Answer

Because we'd be wrong for most owners. A published rate either overcharges the simple properties or quietly excludes half of what a complex one needs, and then the real number shows up later as a surprise. We'd rather look at the cabin first and give you a figure that holds.

Question 12

Do you mark up vendor invoices?

Accepted Answer

No. When we bring in a licensed plumber, electrician, or contractor, their invoice passes through to you at cost. You see the actual bill. We charge for the coordination, not for the privilege of hiring someone.

Question 13

What if my cabin earns nothing in a month?

Accepted Answer

On the Property Manager plan you owe us nothing. The fee is a percentage of income, and there is no monthly minimum and no setup fee, so a dead month costs you nothing in management. Local Services is different: it is payment for work performed, so if we cleaned and serviced the cabin during a month with no bookings, that work is still invoiced.

Question 14

Is there a long-term contract?

Accepted Answer

No. We believe in earning your business every month. Our management agreements can be cancelled with 30 days written notice. No early termination fees, no penalties.

Question 15

Can I switch from my current management company?

Accepted Answer

Absolutely. We handle the transition process to make it as smooth as possible. This includes transferring existing listings and reviews, setting up new systems, and coordinating with your current company on the handoff timeline.

Question 16

What happens to my existing bookings if I switch to Frontier?

Accepted Answer

Existing bookings transfer with the listing. We honor the rates and house rules your guests already agreed to, then optimize everything from your go-live date forward. In most switches we have zero cancellations, guests see a smoother experience, not a disruption.

Question 17

What kind of results can I expect?

Accepted Answer

Results vary by property, location, and amenities, but our owners typically see a 15-30% increase in revenue within the first 6 months through better pricing, listing optimization, and increased occupancy. We are happy to share performance data from comparable properties.

Question 18

What areas do you serve?

Accepted Answer

We manage vacation rental cabins in Broken Bow, Hochatown, and the surrounding McCurtain County area of southeast Oklahoma. If your property is in this region, we would love to talk.

Question 19

What makes Frontier different from other management companies?

Accepted Answer

We are a locally-owned, owner-operated company, not a franchise or remote management firm. Our team lives and works in Broken Bow, and we treat every property like it is our own. We combine local expertise with modern technology, data-driven pricing, and genuine hospitality to deliver better results for our owners and guests.

Question 20

How does cleaning work?

Accepted Answer

We coordinate all turnover cleaning with our trusted local cleaning teams. Each clean follows a detailed checklist and is inspected for quality. Cleaning fees are charged to guests as part of their booking and do not come out of your management fee.

Question 21

How do you set pricing for my property?

Accepted Answer

We use dynamic pricing tools that analyze real-time market data, competitor rates, local events, seasonality, and demand trends to set optimal nightly rates. Pricing is adjusted daily to maximize your revenue. You can set minimum rate floors if you prefer.

Question 22

How is your pricing strategy different?

Accepted Answer

We use dynamic pricing software that adjusts your nightly rate daily based on real booking pace, local events, weekend demand, and comp activity in Broken Bow specifically, not a national model. We also hand-review rates for event weekends (Beavers Bend marathon, Choctaw rodeo, etc.) that automated tools miss, and adjust minimum-stay rules around high-demand dates.

Question 23

What is your policy on parties and events?

Accepted Answer

We have a strict no-party policy at all properties. We use guest screening, noise monitoring devices, and occupancy limits to enforce this. If a guest violates the policy, we handle the situation immediately and pursue damage claims on your behalf.

Question 24

Can I still use my cabin for personal stays?

Accepted Answer

Of course! It is your cabin. Simply block off the dates you want in our shared calendar. We recommend giving at least 2 weeks notice for peak season dates to avoid displacing bookings, but off-season dates can usually be blocked on shorter notice.

Question 25

How do I see how my property is performing?

Accepted Answer

You will receive a detailed monthly owner statement showing all bookings, revenue, expenses, and net payouts. You also have access to a real-time owner portal where you can check performance at any time.

Question 26

Will you talk to my guests?

Accepted Answer

Only if you ask us to for a specific issue. By default you stay the point of contact and you dispatch us. If you'd rather never field a midnight message about a hot tub again, that's the Property Manager plan.

Question 27

Do you handle occupancy taxes and permits?

Accepted Answer

Yes. Oklahoma lodging tax and McCurtain County occupancy tax are collected through the booking platforms and remitted on your behalf. We also track short-term rental permit requirements and help renew them as regulations change. Any city-specific permits are your responsibility to hold in your name, but we help you stay on top of what is due and when.

Question 28

What insurance do I need?

Accepted Answer

You should carry a short-term rental policy (not just a standard homeowner policy, most exclude STR use). Carriers we see owners use include Proper Insurance, Safely, and CBIZ. Airbnb's AirCover and Vrbo's Liability Insurance add a layer on top of bookings through those platforms, but are not substitutes for a dedicated policy. We are not licensed insurance advisors, confirm coverage details with a broker.

Question 29

Do I need a permit to operate a short-term rental in Hochatown?

Accepted Answer

Hochatown became Oklahoma's newest incorporated town in 2024 and is actively developing its short-term rental regulations. Current STR owners should watch for town-level permit requirements and plan for registration through the Granicus Host Compliance system used by many Oklahoma jurisdictions. Frontier tracks these changes and helps owners stay compliant. We are not legal advisors and recommend confirming current permit requirements with the Town of Hochatown directly.

Question 30

Is Hochatown a good market for a short-term rental?

Accepted Answer

Hochatown sits at the gateway to Beavers Bend State Park and is one of the strongest cabin-rental markets in Oklahoma by occupancy and ADR. Demand is driven by drive-market guests from Dallas-Fort Worth, Oklahoma City, Houston, and Tulsa. Peak season runs spring through fall plus winter holidays, with steady weekend demand year-round. Exact revenue depends on bedroom count, amenities, and pricing strategy. Run the free audit to see real numbers for your specific cabin.

Question 31

How does Hochatown compare to Broken Bow for cabin investment?

Accepted Answer

Both markets draw from the same visitor pool. Hochatown sits closer to Beavers Bend State Park, Hochatown Falls, and most of the restaurants and attractions, so cabins in Hochatown tend to command a small premium. Broken Bow proper has more lot variety, slightly lower land costs, and stronger lake access in the southern stretches. For pure vacation-rental ROI, Hochatown typically edges ahead on ADR while Broken Bow can edge ahead on cap rate. Neither is objectively better, it depends on your investment goals.

Question 32

What drives peak rates in Hochatown?

Accepted Answer

Peak nights are driven by fall foliage (mid-October through early November), winter holidays, Beavers Bend Marathon weekend, local fishing tournaments, spring break for Texas school districts, and long summer weekends. Our dynamic pricing software tracks these specifically rather than applying a national seasonality model. Missing even one event weekend can cost a typical cabin hundreds of dollars in revenue.

Question 33

What amenities book best for Hochatown cabins?

Accepted Answer

Hot tubs are nearly table stakes now. Beyond that, the amenities our data shows correlate with higher ADR and occupancy are: private pools (year-round demand has been trending up), fire pits, game rooms with arcades or pool tables, outdoor entertaining spaces with a grill, and pet-friendly policies. Our free audit will tell you which premium amenities top comps in your specific area have that your listing is missing.

Question 34

Do you work with owners outside of Hochatown?

Accepted Answer

Yes. We manage cabins throughout Broken Bow, Hochatown, and the surrounding McCurtain County area. Our local team and vendor network cover the full Broken Bow / Hochatown footprint. We also work with out-of-state investors, particularly the large cohort of Dallas and DFW owners. See the Dallas cabin owners page for that specific context.

Questions, answered

Choosing between the two plans

Fees and how the money works

Getting started and switching managers

How the cabin actually gets run

Taxes, permits, and insurance

The Broken Bow and Hochatown market

Still deciding?

Question we didn't answer?